BFLORealty.com Search Results

$389,900

VR pricing. Seller will consider offers between $389,900 and $429,900. Move-in-ready 3/3 duplex conveniently located just steps from Stiglmeier Park, with miles of walking trails, playgrounds, sports fields, and nature areas, while also being close to shopping and dining, offering an excellent investment or owner-occupied opportunity. The lower unit is currently tenant occupied and generates $1,500 per month in rental income, while the vacant upper unit has the potential to generate $1,500+ per month or be owner occupied. Both units offer spacious living rooms, eat-in kitchens, three bedrooms, full baths, in-unit laundry, separate utilities, and sliding glass doors leading to a two-story composite porch with maintenance-free vinyl railings, creating the perfect space to relax or entertain. The upper unit has been completely renovated from top to bottom and features vaulted ceilings, skylights that fill the living room with natural light, granite countertops, new stainless steel appliances, and an updated full bath with an LED mirror. Additional features include a full basement with glass-block windows and ample storage space, a double-wide driveway, 2-car attached garage, and a nearly quarter-acre lot. Open house Wednesday, July, 29th 5 pm - 7 pm.

6 Beds ⋅ 2 Baths ⋅ B1699153 MLS

VR pricing. Seller will consider offers between $389,900 and $429,900. Move-in-ready 3/3 duplex conveniently located just steps from Stiglmeier Park, with miles of walking trails, playgrounds, sports fields, and nature areas, while also being close to shopping and dining, offering an excellent investment or owner-occupied opportunity. The lower unit is currently tenant occupied and generates $1,500 per month in rental income, while the vacant upper unit has the potential to generate $1,500+ per month or be owner occupied. Both units offer spacious living rooms, eat-in kitchens, three bedrooms, full baths, in-unit laundry, separate utilities, and sliding glass doors leading to a two-story composite porch with maintenance-free vinyl railings, creating the perfect space to relax or entertain. The upper unit has been completely renovated from top to bottom and features vaulted ceilings, skylights that fill the living room with natural light, granite countertops, new stainless steel appliances, and an updated full bath with an LED mirror. Additional features include a full basement with glass-block windows and ample storage space, a double-wide driveway, 2-car attached garage, and a nearly quarter-acre lot. Open house Wednesday, July, 29th 5 pm - 7 pm.

208 Crabapple Lane, Cheektowaga

$219,900

Welcome to 56 Crestview Avenue—where exceptional pride of ownership, thoughtful updates, and an unbeatable location come together to create a home you'll be proud to call your own. Perfectly situated just seconds from the Thruway entrance, this meticulously maintained home sits on an incredibly rare double lot, offering the convenience of easy commuting while providing a backyard that feels more like your own private park. From the moment you step inside, you'll appreciate the warmth, care, and attention to detail that's evident throughout. Sun-filled living spaces create an inviting atmosphere, while the home's thoughtful layout offers the perfect balance of comfort and functionality for both everyday living and entertaining. Every room reflects years of meticulous maintenance, giving buyers confidence that this is a home that has truly been cared for. Step outside to the enclosed three-season room just off the garage, where you can enjoy your morning coffee, host family and friends, or simply relax while overlooking the expansive, park-like backyard. Whether you're entertaining, gardening, or hosting this years turkey bowl football game, this oversized double lot provides outdoor space that's increasingly hard to find. The partially finished basement adds another level of versatility, offering valuable additional living space perfect for a family room, home theater, game room, home office, fitness area, or playroom. It's the kind of flexible space that adapts to your lifestyle today while providing room to grow tomorrow. For additional peace of mind, updates include: Roof (6 years), Furnace & Central A/C (3 years), Hot Water Tank (1 year), Windows (within 5 years), Brand New Concrete Driveway (2.5 years), Gutter Guards (3 years), Drainage System (3 years), Backup Sump Pump (3 years), and Blown-In Insulation. The only thing left to do is schedule a tour. Showings begin immediately and OPEN HOUSES: Saturday July 18th 11AM-1PM & Sunday July 19th 1PM-3PM.

3 Beds ⋅ 2 Baths ⋅ B1698743 MLS

Welcome to 56 Crestview Avenue—where exceptional pride of ownership, thoughtful updates, and an unbeatable location come together to create a home you'll be proud to call your own. Perfectly situated just seconds from the Thruway entrance, this meticulously maintained home sits on an incredibly rare double lot, offering the convenience of easy commuting while providing a backyard that feels more like your own private park. From the moment you step inside, you'll appreciate the warmth, care, and attention to detail that's evident throughout. Sun-filled living spaces create an inviting atmosphere, while the home's thoughtful layout offers the perfect balance of comfort and functionality for both everyday living and entertaining. Every room reflects years of meticulous maintenance, giving buyers confidence that this is a home that has truly been cared for. Step outside to the enclosed three-season room just off the garage, where you can enjoy your morning coffee, host family and friends, or simply relax while overlooking the expansive, park-like backyard. Whether you're entertaining, gardening, or hosting this years turkey bowl football game, this oversized double lot provides outdoor space that's increasingly hard to find. The partially finished basement adds another level of versatility, offering valuable additional living space perfect for a family room, home theater, game room, home office, fitness area, or playroom. It's the kind of flexible space that adapts to your lifestyle today while providing room to grow tomorrow. For additional peace of mind, updates include: Roof (6 years), Furnace & Central A/C (3 years), Hot Water Tank (1 year), Windows (within 5 years), Brand New Concrete Driveway (2.5 years), Gutter Guards (3 years), Drainage System (3 years), Backup Sump Pump (3 years), and Blown-In Insulation. The only thing left to do is schedule a tour. Showings begin immediately and OPEN HOUSES: Saturday July 18th 11AM-1PM & Sunday July 19th 1PM-3PM.

56 Crestview Avenue, Cheektowaga

$474,900

The iconic double with the turret on the corner of Potomac and Hoyt is now available for sale! Absolutely gorgeous home to owner occupy and have your tenant help pay the mortgage. If you are an investor, a perfect property to add to your portfolio. Last rents: May 2026, $1950 and $1800. 3 bedrooms in the lower and 4 bedrooms in the upper. Updates in 2023-2034 in both units: Kitchens: NY Kitchen and Bath soft close cabinets, ceramic backsplash, quartz counter tops, stainless steel refrigerator, gas stove, dishwasher and microwaves. Bathrooms: Cabinets, flooring, lighting. Bedrooms: ceiling fans, carpet or luxury vinyl flooring. Living Rooms: luxury vinyl flooring, inset lighting. All rooms painted. Lower unit: breakfast bar, new window blinds, washer and dryer. Upper unit: rounded turret room. Also, roof, electric, Pex plumbing, new windows except for attic and approximately 50% of siding replaced. Full, stand up attic perfect for storage. Off street parking in the huge, rebuilt, brick 2.5+ attached garage. Property appraised for 490K in 2024. Seller reserves the right to set an offer date.

7 Beds ⋅ 2 Baths ⋅ B1698263 MLS

The iconic double with the turret on the corner of Potomac and Hoyt is now available for sale! Absolutely gorgeous home to owner occupy and have your tenant help pay the mortgage. If you are an investor, a perfect property to add to your portfolio. Last rents: May 2026, $1950 and $1800. 3 bedrooms in the lower and 4 bedrooms in the upper. Updates in 2023-2034 in both units: Kitchens: NY Kitchen and Bath soft close cabinets, ceramic backsplash, quartz counter tops, stainless steel refrigerator, gas stove, dishwasher and microwaves. Bathrooms: Cabinets, flooring, lighting. Bedrooms: ceiling fans, carpet or luxury vinyl flooring. Living Rooms: luxury vinyl flooring, inset lighting. All rooms painted. Lower unit: breakfast bar, new window blinds, washer and dryer. Upper unit: rounded turret room. Also, roof, electric, Pex plumbing, new windows except for attic and approximately 50% of siding replaced. Full, stand up attic perfect for storage. Off street parking in the huge, rebuilt, brick 2.5+ attached garage. Property appraised for 490K in 2024. Seller reserves the right to set an offer date.

364 Potomac Avenue, Buffalo

$170,000

Charming Colonial located near the historic Erie Canal and its tranquil scenic walking trails. This Home features a low-maintenance vinyl exterior, flagstone walkway, and covered front porch. Inside, you'll find a modern kitchen with efficient use of space, spacious living and dining rooms, convenient first-floor laundry, a utility/storage room, and a large primary bedroom with ample closet space. Enjoy the spacious backyard, offering plenty of room for entertaining, gardening, pets, or simply relaxing outdoors. Additional highlights include a high-efficiency hot water heating system and updating electrical service. Open House Saturday 18th 1-3 and Sunday 19th 1-3

3 Beds ⋅ 2 Baths ⋅ B1699158 MLS

Charming Colonial located near the historic Erie Canal and its tranquil scenic walking trails. This Home features a low-maintenance vinyl exterior, flagstone walkway, and covered front porch. Inside, you'll find a modern kitchen with efficient use of space, spacious living and dining rooms, convenient first-floor laundry, a utility/storage room, and a large primary bedroom with ample closet space. Enjoy the spacious backyard, offering plenty of room for entertaining, gardening, pets, or simply relaxing outdoors. Additional highlights include a high-efficiency hot water heating system and updating electrical service. Open House Saturday 18th 1-3 and Sunday 19th 1-3

327 Market Street, Lockport City

$99,900

Welcome to 2962 McKoon Ave, Niagara Falls, NY! This 3-bedroom, 1-bath home offers approximately 1,080 square feet of living space and is full of potential for homeowners and investors alike. Featuring durable luxury vinyl plank flooring throughout, this home provides a solid foundation to make it your own with just a little TLC. Enjoy a spacious yard with plenty of room for entertaining, gardening, or outdoor activities. Inside, you'll find a full basement offering ample storage and a full walk-up attic with endless possibilities for additional storage or future expansion. Whether you're looking for your next home or a value-add investment, this property is a fantastic opportunity to build equity. Don't miss your chance to see all that 2962 McKoon Ave has to offer.

3 Beds ⋅ 1 Baths ⋅ B1699175 MLS

Welcome to 2962 McKoon Ave, Niagara Falls, NY! This 3-bedroom, 1-bath home offers approximately 1,080 square feet of living space and is full of potential for homeowners and investors alike. Featuring durable luxury vinyl plank flooring throughout, this home provides a solid foundation to make it your own with just a little TLC. Enjoy a spacious yard with plenty of room for entertaining, gardening, or outdoor activities. Inside, you'll find a full basement offering ample storage and a full walk-up attic with endless possibilities for additional storage or future expansion. Whether you're looking for your next home or a value-add investment, this property is a fantastic opportunity to build equity. Don't miss your chance to see all that 2962 McKoon Ave has to offer.

2962 Mckoon Avenue, Niagara Falls

$399,900

Welcome to 5300 Shimerville Road, where quality craftsmanship, thoughtful updates, and a peaceful setting come together in one exceptional Clarence home. Extensively renovated from top to bottom by a professional contractor, this move-in ready property has been meticulously maintained and truly needs nothing but its next owner. Major mechanical updates provide outstanding peace of mind, including a new roof (2022), furnace and central air (2019), hot water tank (2024), new plumbing, new electrical, drain tile, and main plumbing lines (all 2019). A Generac generator, reverse osmosis water filtration system (2025), inspected chimney with new cap, and regularly maintained septic system further add to the home’s long-term value and reliability. Inside, you’ll find beautiful ¾-inch hardwood flooring, fresh paint throughout, all new drywall and insulation, updated bathrooms, solid cherry cabinetry, and an inviting, functional layout. The kitchen features a brand-new induction cooktop, newer oven and dishwasher (2025), and ample cabinetry, all new lower-level windows, new upper window sashes, and all new blinds and shades enhance both comfort and efficiency. Outside, the improvements continue with brand-new Hardie Board siding and trim (2025), a new front door, resurfaced deck, and freshly sealed driveway, creating outstanding curb appeal and low-maintenance living for years to come. One of this property’s most desirable features is its setting. The land directly south of the property is permanently protected from development, while the rear yard backs to a combination of protected land and a soon to be private 5+ acre estate valued over $2 million, ensuring exceptional privacy and preserving the peaceful country atmosphere. Homes with this level of renovation, maintenance, and pride of ownership rarely become available. If you’ve been searching for a home where every major improvement has already been completed, you won’t want to miss this one. Seller reserves the right to set an offer deadline.

4 Beds ⋅ 2 Baths ⋅ B1699054 MLS

Welcome to 5300 Shimerville Road, where quality craftsmanship, thoughtful updates, and a peaceful setting come together in one exceptional Clarence home. Extensively renovated from top to bottom by a professional contractor, this move-in ready property has been meticulously maintained and truly needs nothing but its next owner. Major mechanical updates provide outstanding peace of mind, including a new roof (2022), furnace and central air (2019), hot water tank (2024), new plumbing, new electrical, drain tile, and main plumbing lines (all 2019). A Generac generator, reverse osmosis water filtration system (2025), inspected chimney with new cap, and regularly maintained septic system further add to the home’s long-term value and reliability. Inside, you’ll find beautiful ¾-inch hardwood flooring, fresh paint throughout, all new drywall and insulation, updated bathrooms, solid cherry cabinetry, and an inviting, functional layout. The kitchen features a brand-new induction cooktop, newer oven and dishwasher (2025), and ample cabinetry, all new lower-level windows, new upper window sashes, and all new blinds and shades enhance both comfort and efficiency. Outside, the improvements continue with brand-new Hardie Board siding and trim (2025), a new front door, resurfaced deck, and freshly sealed driveway, creating outstanding curb appeal and low-maintenance living for years to come. One of this property’s most desirable features is its setting. The land directly south of the property is permanently protected from development, while the rear yard backs to a combination of protected land and a soon to be private 5+ acre estate valued over $2 million, ensuring exceptional privacy and preserving the peaceful country atmosphere. Homes with this level of renovation, maintenance, and pride of ownership rarely become available. If you’ve been searching for a home where every major improvement has already been completed, you won’t want to miss this one. Seller reserves the right to set an offer deadline.

5300 Shimerville Road, Clarence

$419,900

Welcome to your Genesee County escape in sought-after Pembroke School District! Nestled between Rochester and Buffalo—and less than 10 minutes from NYS Thruway. This spacious 2246 sq ft 4-bedroom, 1 and 1/2 bathroom home blends cozy comfort, privacy, and convenience in one of the area’s most desirable communities. Down a quiet private road, this beautifully reimagined home sits on 20 peaceful, wooded acreage with meadows, private walking trail and runs along Tonawanda Creek. Step inside to a bright, inviting interior where sunlight pours through large windows, highlighting a relaxed, open layout. The first floor features a laundry room, 1/2 bath, kitchen, dining room, full bathroom, living room with wood burning stove, and a comfortable first-floor bedroom. The second floor offers three spacious bedrooms that share a convenient bonus area at the top of the stairs. A metal roof adds timeless charm and durability.All appliances stay. Freshly painted with new flooring and carpeting placed throughout. 32x32 garage and shed/outbuilding for added storage. This home offers complete tranquility yet is just minutes from shops, dining, a grocery stores, and modern conveniences. This private, peaceful, and perfectly placed home is ready for new owners to enjoy everything country living has to offer.

4 Beds ⋅ 2 Baths ⋅ B1698014 MLS

Welcome to your Genesee County escape in sought-after Pembroke School District! Nestled between Rochester and Buffalo—and less than 10 minutes from NYS Thruway. This spacious 2246 sq ft 4-bedroom, 1 and 1/2 bathroom home blends cozy comfort, privacy, and convenience in one of the area’s most desirable communities. Down a quiet private road, this beautifully reimagined home sits on 20 peaceful, wooded acreage with meadows, private walking trail and runs along Tonawanda Creek. Step inside to a bright, inviting interior where sunlight pours through large windows, highlighting a relaxed, open layout. The first floor features a laundry room, 1/2 bath, kitchen, dining room, full bathroom, living room with wood burning stove, and a comfortable first-floor bedroom. The second floor offers three spacious bedrooms that share a convenient bonus area at the top of the stairs. A metal roof adds timeless charm and durability.All appliances stay. Freshly painted with new flooring and carpeting placed throughout. 32x32 garage and shed/outbuilding for added storage. This home offers complete tranquility yet is just minutes from shops, dining, a grocery stores, and modern conveniences. This private, peaceful, and perfectly placed home is ready for new owners to enjoy everything country living has to offer.

8327 Indian Falls Road, Pembroke

$199,000

Welcome to 34 Park Street in Sinclairville, New York! This beautiful ranch home has 1739 square feet of living space, set on 1.65 acres of land with many recent updates. Walking into the front door next to the large one car attached garage is a welcoming foyer with tile flooring. A workout or potential workshop room is straight ahead with a doorway leading to a large concrete patio and a rolling backyard with a 30' x 40' shed off to the left. Next to this room is a combo full bath with walk in shower and laundry room. In the hallway is an enclosure for the hot water tank, furnace and other mechanicals for easy access. A doorway leads to a large open kitchen with cabinets, appliances, large windows which allow natural light to fill the room and a large area perfect for meal preparation and conversation gathering. The large living room off the kitchen has wood flooring, a wood stove fireplace insert and a vaulted ceiling. A stairway off the living room leads to a spacious loft, perfect for a sitting/reading room or an extra bedroom. Each of the 3 bedrooms on the main floor have large closets and wood flooring. The second full bath has large tile flooring along with a walk-in shower and large vanity. The backyard has a lush green lawn, mature trees and space to roam along with blackberry bushes toward the rear of the property. This village home is close to many area and outdoor activities for all to enjoy. Check it out today!!

3 Beds ⋅ 2 Baths ⋅ R1696060 MLS

Welcome to 34 Park Street in Sinclairville, New York! This beautiful ranch home has 1739 square feet of living space, set on 1.65 acres of land with many recent updates. Walking into the front door next to the large one car attached garage is a welcoming foyer with tile flooring. A workout or potential workshop room is straight ahead with a doorway leading to a large concrete patio and a rolling backyard with a 30' x 40' shed off to the left. Next to this room is a combo full bath with walk in shower and laundry room. In the hallway is an enclosure for the hot water tank, furnace and other mechanicals for easy access. A doorway leads to a large open kitchen with cabinets, appliances, large windows which allow natural light to fill the room and a large area perfect for meal preparation and conversation gathering. The large living room off the kitchen has wood flooring, a wood stove fireplace insert and a vaulted ceiling. A stairway off the living room leads to a spacious loft, perfect for a sitting/reading room or an extra bedroom. Each of the 3 bedrooms on the main floor have large closets and wood flooring. The second full bath has large tile flooring along with a walk-in shower and large vanity. The backyard has a lush green lawn, mature trees and space to roam along with blackberry bushes toward the rear of the property. This village home is close to many area and outdoor activities for all to enjoy. Check it out today!!

34 Park Street, Charlotte

$1,150,000

Commercial Portfolio Opportunity – Buffalo, NY Exceptional opportunity to acquire a three-property portfolio consisting of a former church campus, a commercial office building, and a vacant residential lot. The portfolio includes 11 Doat St (former Evangelical Lutheran Church with adjoining school/office building offering approximately 21,334 SF, commercial kitchen, multiple restrooms, and 2025 upgrades including new 400-amp electrical service and forced-air heating), 1609 Genesee St (approximately 5,012 SF commercial building with elevator, wheelchair accessibility, multiple offices, kitchen, four restrooms, and a 25+ space parking lot), and 24 Rustic Pl (vacant residential lot offering future development potential). The properties may be purchased together as a portfolio or individually, subject to seller approval. Conveniently located with easy access to downtown Buffalo, major roadways, public transportation, and neighborhood amenities. Buyers should verify zoning, permitted uses, square footage, taxes, and all property information to their own satisfaction. Portfolio Price: $1,150,000 Individual Listings: 11 Doat St — $601,000 | MLS #B1694317 24 Rustic Pl — $49,100 | MLS #B1698410 1609 Genesee St — $499,900 | MLS #B1677755 Seller is a licensed real estate agent. Some photographs include virtual staging for illustrative purposes only.

B1698411 MLS

Commercial Portfolio Opportunity – Buffalo, NY Exceptional opportunity to acquire a three-property portfolio consisting of a former church campus, a commercial office building, and a vacant residential lot. The portfolio includes 11 Doat St (former Evangelical Lutheran Church with adjoining school/office building offering approximately 21,334 SF, commercial kitchen, multiple restrooms, and 2025 upgrades including new 400-amp electrical service and forced-air heating), 1609 Genesee St (approximately 5,012 SF commercial building with elevator, wheelchair accessibility, multiple offices, kitchen, four restrooms, and a 25+ space parking lot), and 24 Rustic Pl (vacant residential lot offering future development potential). The properties may be purchased together as a portfolio or individually, subject to seller approval. Conveniently located with easy access to downtown Buffalo, major roadways, public transportation, and neighborhood amenities. Buyers should verify zoning, permitted uses, square footage, taxes, and all property information to their own satisfaction. Portfolio Price: $1,150,000 Individual Listings: 11 Doat St — $601,000 | MLS #B1694317 24 Rustic Pl — $49,100 | MLS #B1698410 1609 Genesee St — $499,900 | MLS #B1677755 Seller is a licensed real estate agent. Some photographs include virtual staging for illustrative purposes only.

11 Doat Street, Buffalo

$601,000

The former 2 story Evangelic Lutheran Church of about 21,334 SF area with adjoining school office at 11 Doat St, Buffalo, NY 14211. Long street parking of about 15-20 cars. Excellent commercial opportunity featuring a former Evangelic Lutheran Church with an adjoining school and office building, offering flexible space for a variety of permitted commercial, institutional, or public assembly uses (subject to municipal approval). Significant 2025 capital improvements include a new 400-amp electrical service and a new forced-air heating system. The property features a commercial kitchen, four commercial restrooms on the main level, two additional restrooms in the full basement, and a spacious lower level previously used as a dining/fellowship hall. Well suited for an owner-user, nonprofit organization, educational or community facility, event venue, or investment opportunity. Convenient Buffalo location with easy access to major roadways, downtown, and surrounding amenities. Buyers are encouraged to verify zoning, permitted uses, square footage, and all property information to their satisfaction. This property is also offered as part of a separately listed portfolio for $1,150,000, consisting of the following three properties: 11 Doat St — $601,000 | MLS #B1694317 24 Rustic Pl — $49,100 | MLS #B1698410 1609 Genesee St — $499,900 | MLS #B1677755 The seller will consider offers on the portfolio as a whole or on the individual properties, subject to seller approval and the terms of any accepted purchase agreement. The seller is a real estate agent. Please refer to the applicable MLS number for complete property details, property features, and disclosures.

B1694317 MLS

The former 2 story Evangelic Lutheran Church of about 21,334 SF area with adjoining school office at 11 Doat St, Buffalo, NY 14211. Long street parking of about 15-20 cars. Excellent commercial opportunity featuring a former Evangelic Lutheran Church with an adjoining school and office building, offering flexible space for a variety of permitted commercial, institutional, or public assembly uses (subject to municipal approval). Significant 2025 capital improvements include a new 400-amp electrical service and a new forced-air heating system. The property features a commercial kitchen, four commercial restrooms on the main level, two additional restrooms in the full basement, and a spacious lower level previously used as a dining/fellowship hall. Well suited for an owner-user, nonprofit organization, educational or community facility, event venue, or investment opportunity. Convenient Buffalo location with easy access to major roadways, downtown, and surrounding amenities. Buyers are encouraged to verify zoning, permitted uses, square footage, and all property information to their satisfaction. This property is also offered as part of a separately listed portfolio for $1,150,000, consisting of the following three properties: 11 Doat St — $601,000 | MLS #B1694317 24 Rustic Pl — $49,100 | MLS #B1698410 1609 Genesee St — $499,900 | MLS #B1677755 The seller will consider offers on the portfolio as a whole or on the individual properties, subject to seller approval and the terms of any accepted purchase agreement. The seller is a real estate agent. Please refer to the applicable MLS number for complete property details, property features, and disclosures.

11 Doat Street, Buffalo

$49,100

Vacant residential lot at 24 Rustic Pl, Buffalo, NY 14211 offering excellent potential for future development or investment. Conveniently located with easy access to major roads, shopping, schools, and public transportation. Subject to municipal approvals, the property may offer the opportunity for use as off-street parking or other permitted uses. Buyer to verify zoning, permitted uses, and all development requirements with the City of Buffalo. Some photos does have virtual staging for parking design ideas only. This property is also offered as part of a separately listed portfolio for $1,150,000, consisting of the following three properties: 11 Doat St — $601,000 | MLS #B1694317 24 Rustic Pl — $49,100 | MLS #B1698410 1609 Genesee St — $499,900 | MLS #B1677755 The seller will consider offers on the portfolio as a whole or on the individual properties, subject to seller approval and the terms of any accepted purchase agreement. The seller is a real estate agent.

B1698410 MLS

Vacant residential lot at 24 Rustic Pl, Buffalo, NY 14211 offering excellent potential for future development or investment. Conveniently located with easy access to major roads, shopping, schools, and public transportation. Subject to municipal approvals, the property may offer the opportunity for use as off-street parking or other permitted uses. Buyer to verify zoning, permitted uses, and all development requirements with the City of Buffalo. Some photos does have virtual staging for parking design ideas only. This property is also offered as part of a separately listed portfolio for $1,150,000, consisting of the following three properties: 11 Doat St — $601,000 | MLS #B1694317 24 Rustic Pl — $49,100 | MLS #B1698410 1609 Genesee St — $499,900 | MLS #B1677755 The seller will consider offers on the portfolio as a whole or on the individual properties, subject to seller approval and the terms of any accepted purchase agreement. The seller is a real estate agent.

24 Rustic Place, Buffalo

$349,900

Welcome to your own private hacienda—a truly one-of-a-kind retreat nestled on 3.5 picturesque acres in the highly desirable Roy-Hart School District. This extraordinary property offers the perfect blend of comfort, recreation, privacy, and endless possibilities. Whether you're an outdoor enthusiast looking for room to roam, ride ATVs, or simply enjoy nature, or a car collector or hobbyist in search of exceptional garage and workshop space, this property checks every box. Storage is abundant, and the opportunities are endless. Inside, the open-concept floor plan creates a warm, inviting atmosphere designed for entertaining. The heart of the home features commercial-grade appliances, smart home technology, heated floors, and a cozy fireplace for relaxing evenings. Family room could be 3rd bdrm. Other 2 & 3 are currently play areas but very flexible to your needs. Step outside and you'll find an entertainer's dream. The seamless transition to the covered patio, complete with an outdoor kitchen and separate covered BBQ area, makes hosting family and friends effortless. Grab your chef's hat, apron, and grilling tools—you'll never want the party to end! The fun continues for the little ones with their own playhouse, playset, and charming schoolhouse, creating a backyard paradise where imaginations can run wild. Thoughtfully updated for peace of mind, this exceptional home includes a new furnace, central air, and hot water tank (2021), a new septic sand filter system (2022), reverse osmosis water filtration system, and a roof replaced in 2018. From its remarkable amenities to its incredible setting, this is more than a home—it's a lifestyle. Rarely does a property with this much character, functionality, and opportunity become available. Come experience everything this spectacular estate has for you!

2 Beds ⋅ 2 Baths ⋅ B1698962 MLS

Welcome to your own private hacienda—a truly one-of-a-kind retreat nestled on 3.5 picturesque acres in the highly desirable Roy-Hart School District. This extraordinary property offers the perfect blend of comfort, recreation, privacy, and endless possibilities. Whether you're an outdoor enthusiast looking for room to roam, ride ATVs, or simply enjoy nature, or a car collector or hobbyist in search of exceptional garage and workshop space, this property checks every box. Storage is abundant, and the opportunities are endless. Inside, the open-concept floor plan creates a warm, inviting atmosphere designed for entertaining. The heart of the home features commercial-grade appliances, smart home technology, heated floors, and a cozy fireplace for relaxing evenings. Family room could be 3rd bdrm. Other 2 & 3 are currently play areas but very flexible to your needs. Step outside and you'll find an entertainer's dream. The seamless transition to the covered patio, complete with an outdoor kitchen and separate covered BBQ area, makes hosting family and friends effortless. Grab your chef's hat, apron, and grilling tools—you'll never want the party to end! The fun continues for the little ones with their own playhouse, playset, and charming schoolhouse, creating a backyard paradise where imaginations can run wild. Thoughtfully updated for peace of mind, this exceptional home includes a new furnace, central air, and hot water tank (2021), a new septic sand filter system (2022), reverse osmosis water filtration system, and a roof replaced in 2018. From its remarkable amenities to its incredible setting, this is more than a home—it's a lifestyle. Rarely does a property with this much character, functionality, and opportunity become available. Come experience everything this spectacular estate has for you!

5790 Royalton Center Road, Royalton

$349,900

Own a piece of history with this one-of-a-kind two bedroom, two bath converted 1913 schoolhouse! Architectural details shine from intricate wood carvings, beautiful unique tile, plasterwork, and craftsmanship throughout. The inviting living/ dining area features a gorgeous wood burning fireplace and doors that lead to a covered front porch. The kitchen is complemented by an adjacent walk-in pantry. All appliances are included! Downstairs, the remarkable 46' x 30' space, once the school's gymnasium, offers endless possibilities for recreation, exercise, or storage. Major updates include a whole house generator added in 2020, chimney repointed in 2021, and a high-efficiency boiler installed in 2024. Situated on 1.8 picturesque acres, the property also includes a versatile heated barn/workshop with garage bay, making it ideal for hobbyists, craftspeople, or anyone in need of extra space. Enjoy the country setting, all while being a seven minute drive from shopping and five minutes from Kissing Bridge. Showings start immediately!

2 Beds ⋅ 2 Baths ⋅ B1698508 MLS

Own a piece of history with this one-of-a-kind two bedroom, two bath converted 1913 schoolhouse! Architectural details shine from intricate wood carvings, beautiful unique tile, plasterwork, and craftsmanship throughout. The inviting living/ dining area features a gorgeous wood burning fireplace and doors that lead to a covered front porch. The kitchen is complemented by an adjacent walk-in pantry. All appliances are included! Downstairs, the remarkable 46' x 30' space, once the school's gymnasium, offers endless possibilities for recreation, exercise, or storage. Major updates include a whole house generator added in 2020, chimney repointed in 2021, and a high-efficiency boiler installed in 2024. Situated on 1.8 picturesque acres, the property also includes a versatile heated barn/workshop with garage bay, making it ideal for hobbyists, craftspeople, or anyone in need of extra space. Enjoy the country setting, all while being a seven minute drive from shopping and five minutes from Kissing Bridge. Showings start immediately!

11998 Allen Road, Concord

$68,500

Exceptional investment opportunity in a highly desirable location with strong upside potential. This property is ideal for investors, flippers, or rehab specialists looking for their next project. The home is currently filled with personal belongings and debris and will require a complete cleanout. The interior is ready for a full renovation, including cosmetic updates and likely replacement or modernization of the major mechanical systems. The structural components and overall bones of the home appear to provide a solid foundation for redevelopment. Being sold strictly AS-IS, with the seller making no repairs or warranties. Cash or renovation financing is strongly preferred. Buyer is responsible for conducting all inspections and verifying condition. Bring your vision and transform this property into a standout investment.

4 Beds ⋅ 2 Baths ⋅ B1698766 MLS

Exceptional investment opportunity in a highly desirable location with strong upside potential. This property is ideal for investors, flippers, or rehab specialists looking for their next project. The home is currently filled with personal belongings and debris and will require a complete cleanout. The interior is ready for a full renovation, including cosmetic updates and likely replacement or modernization of the major mechanical systems. The structural components and overall bones of the home appear to provide a solid foundation for redevelopment. Being sold strictly AS-IS, with the seller making no repairs or warranties. Cash or renovation financing is strongly preferred. Buyer is responsible for conducting all inspections and verifying condition. Bring your vision and transform this property into a standout investment.

11 Bridgeman Street, Buffalo

$199,900

Located in the desirable Village of Lyndonville is this spacious 4 bedroom 2 bath home. Loads of natural woodwork and open floor plan. All appliances included. Corner shelves in the living room and dining room can stay. Old fashioned Front and back staircase. Convenient 1st floor laundry/bathroom. 2nd floor bathroom is getting a new tub/shower insert installed in early August. Ceiling in the back bedroom will be redone and freshly painted. Covered/open side porch. Concrete driveway with turnaround. Gazebo included and outdoor patio. Hot tub is not working. 3 car spacious detached garage and a shed. Home is being sold in "as is" condition.

4 Beds ⋅ 2 Baths ⋅ B1698204 MLS

Located in the desirable Village of Lyndonville is this spacious 4 bedroom 2 bath home. Loads of natural woodwork and open floor plan. All appliances included. Corner shelves in the living room and dining room can stay. Old fashioned Front and back staircase. Convenient 1st floor laundry/bathroom. 2nd floor bathroom is getting a new tub/shower insert installed in early August. Ceiling in the back bedroom will be redone and freshly painted. Covered/open side porch. Concrete driveway with turnaround. Gazebo included and outdoor patio. Hot tub is not working. 3 car spacious detached garage and a shed. Home is being sold in "as is" condition.

235 N Main Street, Yates

$293,000

Back on the market at no fault of the seller. This is an exceptional turnkey investment opportunity in the highly desirable Ken Ton School District. This beautifully maintained side by side duplex offers strong rental history, quality updates throughout, and immediate income potential. Both units are currently occupied by month to month tenants, providing flexibility for investors and future owner occupants alike. Each unit features 2 bedrooms and 1 full bath, with all bedrooms and bathrooms located on the second floor. Spacious layouts, separate front and rear entrances, and private living spaces make this property highly desirable for tenants. Both units feature Corian countertops, ample cabinetry, and functional workspace. Bathrooms in both units have been remodeled, creating a modern and updated feel. The property has been thoughtfully maintained with numerous capital improvements including newer windows, roof and siding were completed in 2015, and updated interior finishes throughout. Concrete work to widen driveway done in 2026. Tenants are responsible for gas, electric, water, cable, and internet expenses, helping keep operating costs low for ownership. Outside, you'll find a detached two car garage, generous parking, and a large flat backyard offering additional outdoor space rarely found in comparable multifamily properties. Conveniently located near shopping, restaurants, schools, parks, and major commuter routes, this property presents an excellent opportunity for investors seeking a well cared for, low maintenance addition to their portfolio. Both units are currently occupied. Photos of the right side unit were taken prior to tenant occupancy. To respect tenant privacy, showings will be limited to scheduled open house opportunities only. Showings and negotiations begin at open house Saturday July 25th from 11am - 1pm

4 Beds ⋅ 2 Baths ⋅ B1699090 MLS

Back on the market at no fault of the seller. This is an exceptional turnkey investment opportunity in the highly desirable Ken Ton School District. This beautifully maintained side by side duplex offers strong rental history, quality updates throughout, and immediate income potential. Both units are currently occupied by month to month tenants, providing flexibility for investors and future owner occupants alike. Each unit features 2 bedrooms and 1 full bath, with all bedrooms and bathrooms located on the second floor. Spacious layouts, separate front and rear entrances, and private living spaces make this property highly desirable for tenants. Both units feature Corian countertops, ample cabinetry, and functional workspace. Bathrooms in both units have been remodeled, creating a modern and updated feel. The property has been thoughtfully maintained with numerous capital improvements including newer windows, roof and siding were completed in 2015, and updated interior finishes throughout. Concrete work to widen driveway done in 2026. Tenants are responsible for gas, electric, water, cable, and internet expenses, helping keep operating costs low for ownership. Outside, you'll find a detached two car garage, generous parking, and a large flat backyard offering additional outdoor space rarely found in comparable multifamily properties. Conveniently located near shopping, restaurants, schools, parks, and major commuter routes, this property presents an excellent opportunity for investors seeking a well cared for, low maintenance addition to their portfolio. Both units are currently occupied. Photos of the right side unit were taken prior to tenant occupancy. To respect tenant privacy, showings will be limited to scheduled open house opportunities only. Showings and negotiations begin at open house Saturday July 25th from 11am - 1pm

312 W Girard Boulevard, Tonawanda

$240,000

Welcome to 2269 Jagow Road, a spacious 4-bedroom, 1.5-bath Colonial situated on nearly half an acre in the Niagara Wheatfield School District. This 1,752-square-foot home offers a functional layout with multiple living spaces, including a bright living room, family room, formal dining area, and a first-floor office or den that provides flexibility for remote work or hobbies. The kitchen features a breakfast bar and comes complete with all appliances. Additional highlights include central air, forced-air gas heat, an attached one-car garage, and a full basement offering excellent storage or future finishing potential. Outside, you'll enjoy a partially fenced backyard with plenty of room for entertaining, gardening, or play. Conveniently located near shopping, restaurants, and major routes, this home combines space, comfort, and opportunity. Whether you're looking for room to grow or a place to make your own, this property is ready to welcome its next owner.

4 Beds ⋅ 2 Baths ⋅ S1698742 MLS

Welcome to 2269 Jagow Road, a spacious 4-bedroom, 1.5-bath Colonial situated on nearly half an acre in the Niagara Wheatfield School District. This 1,752-square-foot home offers a functional layout with multiple living spaces, including a bright living room, family room, formal dining area, and a first-floor office or den that provides flexibility for remote work or hobbies. The kitchen features a breakfast bar and comes complete with all appliances. Additional highlights include central air, forced-air gas heat, an attached one-car garage, and a full basement offering excellent storage or future finishing potential. Outside, you'll enjoy a partially fenced backyard with plenty of room for entertaining, gardening, or play. Conveniently located near shopping, restaurants, and major routes, this home combines space, comfort, and opportunity. Whether you're looking for room to grow or a place to make your own, this property is ready to welcome its next owner.

2269 Jagow Road, Wheatfield

$319,900

DO NOT MISS THIS ONE! Rare opportunities like this don’t come along often! Welcome to 86 Montgomery, a meticulously maintained 3-bedroom, 1.5-bath all-brick ranch with an attached 2-car garage in Amherst, NY, located in the highly sought-after Williamsville School District with no Village taxes! Lovingly maintained by its long-time owner, this move-in-ready home offers timeless quality, exceptional pride of ownership, & a highly desirable floor plan in a quiet neighborhood just minutes from shopping, dining, parks, medical facilities, & major thruways. Set back from the street with beautiful landscaping & outstanding curb appeal, this home welcomes you through a foyer entry with coat closet. Inside, stunning hardwood floors flow throughout, complemented by abundant storage, generous closets, & charming built-ins. The bright & spacious living and dining room features oversized windows that flood the home with natural light, while the large eat-in kitchen offers plenty of cabinet & counter space for everyday living & entertaining. Just off the attached garage, you’ll find a cozy family room along with an enclosed 3-season sunroom featuring newer windows & newer sliding glass doors overlooking a beautifully landscaped, private backyard—the perfect place to relax, entertain guests, or enjoy your morning coffee. The massive, exceptionally dry full basement offers outstanding storage & endless possibilities for a recreation room, home gym, workshop, hobby area, or future finished living space. Additional highlights include central air, radiant heat, updated electrical service, & the lasting quality and energy efficiency of all-brick construction—a feature that’s increasingly difficult to find. New boiler installed 2019, HWT 2017. If you’ve been searching for a move-in-ready ranch in Amherst with Williamsville Schools, no Village taxes, quality construction, abundant storage, & an unbeatable location, this is one you won’t want to miss! Showings begin immediately. Open Houses: Saturday, July 18, 1:00–3:00 PM & Wednesday, July 22, 5:00–7:00 PM. Offers, if any, are due Friday, July 24 at 11:00 AM.

3 Beds ⋅ 2 Baths ⋅ B1696595 MLS

DO NOT MISS THIS ONE! Rare opportunities like this don’t come along often! Welcome to 86 Montgomery, a meticulously maintained 3-bedroom, 1.5-bath all-brick ranch with an attached 2-car garage in Amherst, NY, located in the highly sought-after Williamsville School District with no Village taxes! Lovingly maintained by its long-time owner, this move-in-ready home offers timeless quality, exceptional pride of ownership, & a highly desirable floor plan in a quiet neighborhood just minutes from shopping, dining, parks, medical facilities, & major thruways. Set back from the street with beautiful landscaping & outstanding curb appeal, this home welcomes you through a foyer entry with coat closet. Inside, stunning hardwood floors flow throughout, complemented by abundant storage, generous closets, & charming built-ins. The bright & spacious living and dining room features oversized windows that flood the home with natural light, while the large eat-in kitchen offers plenty of cabinet & counter space for everyday living & entertaining. Just off the attached garage, you’ll find a cozy family room along with an enclosed 3-season sunroom featuring newer windows & newer sliding glass doors overlooking a beautifully landscaped, private backyard—the perfect place to relax, entertain guests, or enjoy your morning coffee. The massive, exceptionally dry full basement offers outstanding storage & endless possibilities for a recreation room, home gym, workshop, hobby area, or future finished living space. Additional highlights include central air, radiant heat, updated electrical service, & the lasting quality and energy efficiency of all-brick construction—a feature that’s increasingly difficult to find. New boiler installed 2019, HWT 2017. If you’ve been searching for a move-in-ready ranch in Amherst with Williamsville Schools, no Village taxes, quality construction, abundant storage, & an unbeatable location, this is one you won’t want to miss! Showings begin immediately. Open Houses: Saturday, July 18, 1:00–3:00 PM & Wednesday, July 22, 5:00–7:00 PM. Offers, if any, are due Friday, July 24 at 11:00 AM.

86 Mahogany Drive, Amherst

$389,900

There are waterfront homes… and then there are places that completely change the way you live. Welcome to this beautifully maintained 3-bedroom, 2 full-bath retreat set directly on the shores of Lake Ontario, where panoramic water views stretch for miles and, on clear days, the Toronto skyline sparkles across the horizon. Whether you’re looking for your forever home, a weekend getaway, or a high-performing vacation rental, this property delivers an opportunity that’s as rare as its setting. Inside, the home offers spacious, light-filled living areas designed to embrace the lake, including a stunning primary suite, updated kitchen, generous living spaces, and multiple outdoor entertaining areas. Step outside and your backyard becomes your favorite destination—morning coffee overlooking the water, afternoons spent kayaking or fishing, evenings gathered around a fire beneath unforgettable sunsets, and nights watching the city lights dance across the lake. The expansive waterfront yard, mature shade trees, decks, patios, and shoreline access create the kind of experience guests search for year-round, making this an exceptional opportunity for those looking to capitalize on the growing demand for luxury short-term rentals. Whether you’re creating lifelong family memories or generating impressive seasonal income, this property offers the flexibility to do both. Some investments are measured by the dollars they return. Others are measured by the memories they create. 2463 Lake Road offers both.

3 Beds ⋅ 2 Baths ⋅ B1698858 MLS

There are waterfront homes… and then there are places that completely change the way you live. Welcome to this beautifully maintained 3-bedroom, 2 full-bath retreat set directly on the shores of Lake Ontario, where panoramic water views stretch for miles and, on clear days, the Toronto skyline sparkles across the horizon. Whether you’re looking for your forever home, a weekend getaway, or a high-performing vacation rental, this property delivers an opportunity that’s as rare as its setting. Inside, the home offers spacious, light-filled living areas designed to embrace the lake, including a stunning primary suite, updated kitchen, generous living spaces, and multiple outdoor entertaining areas. Step outside and your backyard becomes your favorite destination—morning coffee overlooking the water, afternoons spent kayaking or fishing, evenings gathered around a fire beneath unforgettable sunsets, and nights watching the city lights dance across the lake. The expansive waterfront yard, mature shade trees, decks, patios, and shoreline access create the kind of experience guests search for year-round, making this an exceptional opportunity for those looking to capitalize on the growing demand for luxury short-term rentals. Whether you’re creating lifelong family memories or generating impressive seasonal income, this property offers the flexibility to do both. Some investments are measured by the dollars they return. Others are measured by the memories they create. 2463 Lake Road offers both.

2463 Lake Road, Porter

$164,900

Welcome to 504 Hewitt ave located near south campus and cheektowaga. New roof, new tiled bathrooms. This is a 3 bedrooms with additional bonus area with closet and 1 and half newly tiled bathrooms. Hardwood floor and luxury vinyl through out. first floor has generous living dining area with two bedrooms and one full bath. The second floor comprises of a master bedroom with half bath and additional bonus area with closed. Clean dry basement with solid foundation. Could be a great owner occupied or a investment option. The sqft is as per floor plans attached.

3 Beds ⋅ 2 Baths ⋅ B1699083 MLS

Welcome to 504 Hewitt ave located near south campus and cheektowaga. New roof, new tiled bathrooms. This is a 3 bedrooms with additional bonus area with closet and 1 and half newly tiled bathrooms. Hardwood floor and luxury vinyl through out. first floor has generous living dining area with two bedrooms and one full bath. The second floor comprises of a master bedroom with half bath and additional bonus area with closed. Clean dry basement with solid foundation. Could be a great owner occupied or a investment option. The sqft is as per floor plans attached.

504 Hewitt Avenue, Buffalo

$375,000

Welcome Home! Expansive 3 bedroom ranch opens to large living room with hardwood floors and fireplace. Open concept layout leads to formal dining room with sliding glass doors to backyard. Attractive kitchen with plenty of counter space and cabinetry. Large bedrooms, with updated full and half bath on first floor. Downstairs find large finished rec room with tons of storage. Huge garage includes workshop space. Sound mechanics including tankless hot water ('22), whole house Generac generator ('25), central air, 150 amp electrical service, and plenty more. Fantastic opportunity in Eden School District!

3 Beds ⋅ 2 Baths ⋅ B1698951 MLS

Welcome Home! Expansive 3 bedroom ranch opens to large living room with hardwood floors and fireplace. Open concept layout leads to formal dining room with sliding glass doors to backyard. Attractive kitchen with plenty of counter space and cabinetry. Large bedrooms, with updated full and half bath on first floor. Downstairs find large finished rec room with tons of storage. Huge garage includes workshop space. Sound mechanics including tankless hot water ('22), whole house Generac generator ('25), central air, 150 amp electrical service, and plenty more. Fantastic opportunity in Eden School District!

7142 Taylor Road, Boston

$484,900

A truly unique condo-style single-family home, this beautifully updated carriage house offers the perfect blend of low-maintenance living and modern comfort. Thoughtfully renovated with today's lifestyle in mind, the bright, open-concept first floor features a seamless living room, dining area, and kitchen with hardwood floors, updated windows, granite countertops, stainless steel appliances, a breakfast bar, and direct access to a private, fully fenced stamped concrete patio—ideal for relaxing or entertaining. The first floor also includes a spacious updated half bath, convenient storage closet with front-loading Samsung washer & dryer, and a generously sized bedroom with a charming bay window and recessed lighting. Upstairs, you'll find an impressive family room with soaring vaulted ceilings, skylights, a gas fireplace with stacked-stone surround, and two French doors opening to a fantastic rear porch. The private primary suite offers custom lighting, a walk-through closet, and a beautifully renovated en-suite bath with a glass-enclosed shower. Additional updates include a newer roof (2014), updated furnace and high-velocity central A/C (2014), high-efficiency boiler (2016), and Nest thermostat. The location is equally exceptional—just steps from some of Buffalo's favorite restaurants (Fat Bob's, Mother's, and Giacobbi's), as well as the Buffalo Niagara Medical Campus. This is a rare opportunity to enjoy the convenience of condo-style living with the privacy and ownership benefits of a single-family home.

2 Beds ⋅ 2 Baths ⋅ B1698312 MLS

A truly unique condo-style single-family home, this beautifully updated carriage house offers the perfect blend of low-maintenance living and modern comfort. Thoughtfully renovated with today's lifestyle in mind, the bright, open-concept first floor features a seamless living room, dining area, and kitchen with hardwood floors, updated windows, granite countertops, stainless steel appliances, a breakfast bar, and direct access to a private, fully fenced stamped concrete patio—ideal for relaxing or entertaining. The first floor also includes a spacious updated half bath, convenient storage closet with front-loading Samsung washer & dryer, and a generously sized bedroom with a charming bay window and recessed lighting. Upstairs, you'll find an impressive family room with soaring vaulted ceilings, skylights, a gas fireplace with stacked-stone surround, and two French doors opening to a fantastic rear porch. The private primary suite offers custom lighting, a walk-through closet, and a beautifully renovated en-suite bath with a glass-enclosed shower. Additional updates include a newer roof (2014), updated furnace and high-velocity central A/C (2014), high-efficiency boiler (2016), and Nest thermostat. The location is equally exceptional—just steps from some of Buffalo's favorite restaurants (Fat Bob's, Mother's, and Giacobbi's), as well as the Buffalo Niagara Medical Campus. This is a rare opportunity to enjoy the convenience of condo-style living with the privacy and ownership benefits of a single-family home.

57 Virginia Place, Buffalo

$389,000

UNIQUE & SPRAWLING 2834 sf SPLIT LEVEL w/4 bedrooms/ 2.5 baths & 2.5 Car Garage w/an expansive driveway on 1/3 acre! Step inside to discover bright, inviting living spaces with a versatile floor plan that provides effortless entertaining w/options for a multi-generations. The generous main living area flow seamlessly, creating an ideal setting for large gatherings. Thoughtfully designed spacious kitchen features: maple cabinetry, solid surface counters, glass, backsplash ceramic floors & custom designed open & airy skylight plus includes ALL APPLIANCES! Sweeping Great Room features gleaming hardwood floors, Pellet Stove w/wall to wall Custom Stone Surround leading to the bright open FLORIDA SUNROOM w/an Amazing View! Double sliding doors exit to NEW CONCRETE PATIO 2025, making outdoor entertaining a breeze in the fully fenced backyard! Convenient 1st floor Primary Suite provides privacy & separation of 3 additional bedrooms on the 2nd floor! Versatile lower level offers expansive living space with an accessible WALK-OUT BASEMENT, showcasing a dedicated home gym, wet bar & separate utility room. SOLID MECHANICS ~ ROOF 2024! With multiple living areas and generous sf, this layout provides Room to Roam for today’s lifestyle! This exceptional home offer space you’ve been searching for w/the convenience you deserve! Offering endless possibilities. BONUS: NEW DRIVEWAY prior to Close! Offers reviewed as received! OPEN HOUSE WED 7/22 from 5-7pm and Sun Jul 26, 1:00PM - 3:00PM

4 Beds ⋅ 3 Baths ⋅ B1699050 MLS

UNIQUE & SPRAWLING 2834 sf SPLIT LEVEL w/4 bedrooms/ 2.5 baths & 2.5 Car Garage w/an expansive driveway on 1/3 acre! Step inside to discover bright, inviting living spaces with a versatile floor plan that provides effortless entertaining w/options for a multi-generations. The generous main living area flow seamlessly, creating an ideal setting for large gatherings. Thoughtfully designed spacious kitchen features: maple cabinetry, solid surface counters, glass, backsplash ceramic floors & custom designed open & airy skylight plus includes ALL APPLIANCES! Sweeping Great Room features gleaming hardwood floors, Pellet Stove w/wall to wall Custom Stone Surround leading to the bright open FLORIDA SUNROOM w/an Amazing View! Double sliding doors exit to NEW CONCRETE PATIO 2025, making outdoor entertaining a breeze in the fully fenced backyard! Convenient 1st floor Primary Suite provides privacy & separation of 3 additional bedrooms on the 2nd floor! Versatile lower level offers expansive living space with an accessible WALK-OUT BASEMENT, showcasing a dedicated home gym, wet bar & separate utility room. SOLID MECHANICS ~ ROOF 2024! With multiple living areas and generous sf, this layout provides Room to Roam for today’s lifestyle! This exceptional home offer space you’ve been searching for w/the convenience you deserve! Offering endless possibilities. BONUS: NEW DRIVEWAY prior to Close! Offers reviewed as received! OPEN HOUSE WED 7/22 from 5-7pm and Sun Jul 26, 1:00PM - 3:00PM

5909 Marion Drive, Lockport Town

$259,900

Welcome to this well-maintained brick ranch in the Maryvale School District! This move-in ready home features an open-concept kitchen, dining, and living area, creating a bright and functional living space. The updated kitchen features granite counters & newer stainless appliances. The interior has been freshly painted, and hardwood floors add to its character and appeal. The waterproofed basement offers excellent storage or future finishing potential. Fantastic new landscaping adds to the curb appeal. This home also features a generous size, fully fenced, backyard with additional concrete for dining/ furniture, and a one-car detached garage. Updates include: Brand new roof ('16), Brand new furnace & A/C ('21)Fresh paint, carpeting, all SS appliances, newer windows, landscape. Showings begin immediately.

3 Beds ⋅ 1 Baths ⋅ B1698642 MLS

Welcome to this well-maintained brick ranch in the Maryvale School District! This move-in ready home features an open-concept kitchen, dining, and living area, creating a bright and functional living space. The updated kitchen features granite counters & newer stainless appliances. The interior has been freshly painted, and hardwood floors add to its character and appeal. The waterproofed basement offers excellent storage or future finishing potential. Fantastic new landscaping adds to the curb appeal. This home also features a generous size, fully fenced, backyard with additional concrete for dining/ furniture, and a one-car detached garage. Updates include: Brand new roof ('16), Brand new furnace & A/C ('21)Fresh paint, carpeting, all SS appliances, newer windows, landscape. Showings begin immediately.

305 Lydia Lane, Cheektowaga

$559,900

The one you’ve been waiting for. Nestled in one of Lancaster's sought-after neighborhoods, this beautifully maintained 3-bedroom home with a versatile loft offers over 2,150 square feet of thoughtfully designed living space. The beautifully updated kitchen is the heart of the home, featuring granite countertops, expansive center island, built-in wine chiller with the convenience of upstairs laundry just steps away. The kitchen flows effortlessly into warm, inviting living areas highlighted by a cozy gas fireplace. Upstairs, the spacious primary suite features a private ensuite bath and a generous walk-in closet. The partially finished basement provides additional flexible living space, while the fully fenced backyard is truly a private oasis, complete with an in-ground pool, expansive patio for entertaining and lush green space perfect for relaxing, playing or hosting unforgettable summer gatherings. Offering the perfect blend of comfort, convenience and resort-style outdoor living, this is more than a house, it’s a place you’ll love coming home to every day.

3 Beds ⋅ 3 Baths ⋅ B1698956 MLS

The one you’ve been waiting for. Nestled in one of Lancaster's sought-after neighborhoods, this beautifully maintained 3-bedroom home with a versatile loft offers over 2,150 square feet of thoughtfully designed living space. The beautifully updated kitchen is the heart of the home, featuring granite countertops, expansive center island, built-in wine chiller with the convenience of upstairs laundry just steps away. The kitchen flows effortlessly into warm, inviting living areas highlighted by a cozy gas fireplace. Upstairs, the spacious primary suite features a private ensuite bath and a generous walk-in closet. The partially finished basement provides additional flexible living space, while the fully fenced backyard is truly a private oasis, complete with an in-ground pool, expansive patio for entertaining and lush green space perfect for relaxing, playing or hosting unforgettable summer gatherings. Offering the perfect blend of comfort, convenience and resort-style outdoor living, this is more than a house, it’s a place you’ll love coming home to every day.

75 Michael's Walk, Lancaster

$399,900

This is a unique opportunity to own a versatile 85 acre property in the countryside with a home and barn located in Sherman NY, Chautauqua County. Discover the possibilities with this 85 acre property located just minutes from the Village of Sherman. Offering a rare combination of productive farmland, mature woods, excellent hunting habitat, and existing improvements, this property is perfectly suited for recreation, farming, investment, or a private country retreat. The land features approximately 28 acres of open fields that are currently ideal for hay production, crops, pasture, or future agricultural use. The acreage consists of mature hardwoods, scattered brush, and an abundance of wild apple trees. An established network of trails winds throughout the property providing easy access by ATV, side-by-side, or on foot. Hunters will appreciate the exceptional whitetail deer and turkey activity found throughout the property. The combination of woods, open fields, apple trees, and edge habitat creates an ideal environment for attracting wildlife. The property includes a nearly 1,000 square foot home offering 2 bedrooms and 1 full bathroom. While the home could benefit from some updates, it already features electric service, a private well, septic system, a newer furnace, and a durable metal roof, providing an excellent foundation for renovation or seasonal use. Additional improvements include a storage shed and a 30 x 60 barn that offers endless possibilities for equipment storage, livestock, workshop space, or potential conversion into additional living quarters or recreational space. With approximately 1,510 feet of road frontage, this property offers excellent accessibility and future potential for a variety of uses including a hobby farm, hunting retreat, recreational property, or full-time residence in the country. Annual taxes are only $2,244.03 and all rights convey with the sale. Located just minutes from downtown Sherman, NY, 15 minutes from Mayville, NY, 17 minutes from Peek'n Peak Ski Resort, 20 minutes from Westfield, NY, 37 minutes from Erie, PA, 1 hour 26 minutes from Buffalo, NY, and 1 hour 50 minutes from Cleveland, OH.

2 Beds ⋅ 1 Baths ⋅ S1699074 MLS

This is a unique opportunity to own a versatile 85 acre property in the countryside with a home and barn located in Sherman NY, Chautauqua County. Discover the possibilities with this 85 acre property located just minutes from the Village of Sherman. Offering a rare combination of productive farmland, mature woods, excellent hunting habitat, and existing improvements, this property is perfectly suited for recreation, farming, investment, or a private country retreat. The land features approximately 28 acres of open fields that are currently ideal for hay production, crops, pasture, or future agricultural use. The acreage consists of mature hardwoods, scattered brush, and an abundance of wild apple trees. An established network of trails winds throughout the property providing easy access by ATV, side-by-side, or on foot. Hunters will appreciate the exceptional whitetail deer and turkey activity found throughout the property. The combination of woods, open fields, apple trees, and edge habitat creates an ideal environment for attracting wildlife. The property includes a nearly 1,000 square foot home offering 2 bedrooms and 1 full bathroom. While the home could benefit from some updates, it already features electric service, a private well, septic system, a newer furnace, and a durable metal roof, providing an excellent foundation for renovation or seasonal use. Additional improvements include a storage shed and a 30 x 60 barn that offers endless possibilities for equipment storage, livestock, workshop space, or potential conversion into additional living quarters or recreational space. With approximately 1,510 feet of road frontage, this property offers excellent accessibility and future potential for a variety of uses including a hobby farm, hunting retreat, recreational property, or full-time residence in the country. Annual taxes are only $2,244.03 and all rights convey with the sale. Located just minutes from downtown Sherman, NY, 15 minutes from Mayville, NY, 17 minutes from Peek'n Peak Ski Resort, 20 minutes from Westfield, NY, 37 minutes from Erie, PA, 1 hour 26 minutes from Buffalo, NY, and 1 hour 50 minutes from Cleveland, OH.

2771 Route 76, Sherman

$399,000

Welcome to 1985 Maple Road in Williamsville! This beautifully maintained sprawling ranch offers 3 bedrooms and 2 full baths, including a private primary suite. Situated on a corner lot, the home features a unique driveway connecting Maple Road to the side street, offering abundant parking with new concrete and an additional parking area. A low-maintenance gray vinyl privacy fence surrounds the backyard, while a whole-house generator provides added peace of mind. The updated kitchen features white shaker cabinetry, quartz countertops, subway tile backsplash, stainless steel appliances, recessed lighting, and all appliances are included. Sun tunnels throughout brighten the home. Just beyond the kitchen, the impressive great room showcases a soaring vaulted ceiling, cozy wood-burning stove, and walls of windows. A French door opens to a heated and cooled four-season room with a mini-split and sliding doors that lead to the backyard oasis. An additional living room features a beautiful bow window, elegant French doors, an included wall-mounted television, and a mini-split air conditioning system for added comfort. Rich hardwood floors extend throughout the home, including all three bedrooms. The primary suite features a private full bath with a curbless tiled shower. The renovated main bath showcases a custom tiled walk-in shower with a built-in bench, frameless glass enclosure, and modern vanity. A versatile bonus room with a utility sink and cabinetry offers first-floor laundry potential, hobby space, or a workspace. The full basement offers a bonus room, dedicated storage, and a utility area. Washer, dryer, tankless hot water, and forced-air heat with central air are included. The landscaped backyard is a true retreat, featuring an expansive patio, tranquil koi pond, charming footbridge, mature gardens, storage shed, and plenty of green space. Thoughtfully updated and well maintained, this home offers the perfect blend of comfort, convenience, and easy one-floor living—all in a highly desirable Williamsville location. Don’t miss this exceptional home

3 Beds ⋅ 2 Baths ⋅ B1698216 MLS

Welcome to 1985 Maple Road in Williamsville! This beautifully maintained sprawling ranch offers 3 bedrooms and 2 full baths, including a private primary suite. Situated on a corner lot, the home features a unique driveway connecting Maple Road to the side street, offering abundant parking with new concrete and an additional parking area. A low-maintenance gray vinyl privacy fence surrounds the backyard, while a whole-house generator provides added peace of mind. The updated kitchen features white shaker cabinetry, quartz countertops, subway tile backsplash, stainless steel appliances, recessed lighting, and all appliances are included. Sun tunnels throughout brighten the home. Just beyond the kitchen, the impressive great room showcases a soaring vaulted ceiling, cozy wood-burning stove, and walls of windows. A French door opens to a heated and cooled four-season room with a mini-split and sliding doors that lead to the backyard oasis. An additional living room features a beautiful bow window, elegant French doors, an included wall-mounted television, and a mini-split air conditioning system for added comfort. Rich hardwood floors extend throughout the home, including all three bedrooms. The primary suite features a private full bath with a curbless tiled shower. The renovated main bath showcases a custom tiled walk-in shower with a built-in bench, frameless glass enclosure, and modern vanity. A versatile bonus room with a utility sink and cabinetry offers first-floor laundry potential, hobby space, or a workspace. The full basement offers a bonus room, dedicated storage, and a utility area. Washer, dryer, tankless hot water, and forced-air heat with central air are included. The landscaped backyard is a true retreat, featuring an expansive patio, tranquil koi pond, charming footbridge, mature gardens, storage shed, and plenty of green space. Thoughtfully updated and well maintained, this home offers the perfect blend of comfort, convenience, and easy one-floor living—all in a highly desirable Williamsville location. Don’t miss this exceptional home

1985 Maple Road, Amherst

$259,900

Welcome to 80 Midland Dr.! Nestled in a family-friendly neighborhood, this spacious single-family home offers 1,494 square feet of comfortable living space, making it an excellent opportunity for families, owner-occupants, or buyers seeking the potential for additional rental income. The first floor features a bright and inviting living room with a dining area, a versatile family room that can easily serve as a first-floor bedroom or home office, an additional dining area adjacent to the kitchen, a generously sized kitchen, and a full bathroom for added convenience. The second floor offers a spacious primary bedroom with a large walk-in closet, two additional generously sized bedrooms, and a second full bathroom, providing plenty of space for the entire family. Step outside to relax on the welcoming front porch or entertain guests on the large rear deck overlooking the fully fenced private backyard—perfect for outdoor gatherings, gardening, children, or pets. Additional highlights include a detached 2-car garage, a full basement with ample storage space, and a convenient location close to shopping centers, restaurants, grocery stores, schools, parks, and many other everyday amenities. Don't miss this wonderful opportunity to own a spacious and versatile home with endless possibilities.

3 Beds ⋅ 2 Baths ⋅ B1699057 MLS

Welcome to 80 Midland Dr.! Nestled in a family-friendly neighborhood, this spacious single-family home offers 1,494 square feet of comfortable living space, making it an excellent opportunity for families, owner-occupants, or buyers seeking the potential for additional rental income. The first floor features a bright and inviting living room with a dining area, a versatile family room that can easily serve as a first-floor bedroom or home office, an additional dining area adjacent to the kitchen, a generously sized kitchen, and a full bathroom for added convenience. The second floor offers a spacious primary bedroom with a large walk-in closet, two additional generously sized bedrooms, and a second full bathroom, providing plenty of space for the entire family. Step outside to relax on the welcoming front porch or entertain guests on the large rear deck overlooking the fully fenced private backyard—perfect for outdoor gatherings, gardening, children, or pets. Additional highlights include a detached 2-car garage, a full basement with ample storage space, and a convenient location close to shopping centers, restaurants, grocery stores, schools, parks, and many other everyday amenities. Don't miss this wonderful opportunity to own a spacious and versatile home with endless possibilities.

80 Midland Drive, Cheektowaga

$459,000

Obsidian Development Group is proud to unveil our newest home design—the Waxahachie. Inspired by one of our founders' Texas roots and thoughtfully designed with the quality, efficiency, and modern design you've come to expect from Obsidian Development Group, the Waxahachie is a home built for the way people live today. This beautifully designed 3-bedroom, 2-bath ranch offers approximately 1,500 square feet of intelligently planned living space. Every square foot has been carefully designed to maximize comfort, functionality, and everyday convenience without sacrificing style. Step inside from the attached 2 car garage into a dedicated mudroom and laundry room, providing the perfect space to kick off dirty boots, store everyday essentials, and keep the rest of your home clean and organized. At the heart of the home is a gourmet kitchen, where modern finishes, ample workspace, and an open-concept layout create the ideal setting for family dinners, entertaining guests, or enjoying your morning coffee. The private primary suite features a spacious bathroom with a double vanity that flows directly into a generous walk-in closet, creating a seamless and functional owner's retreat. Like every Obsidian Development Group home, the Waxahachie is designed to be uniquely yours. Customize your home with premium finishes, upgraded features, and personal touches that reflect your style and lifestyle. Modern. Efficient. Timeless. Welcome home to the Waxahachie—where smart design meets everyday living. Home is to be built. Other plans maybe available.

3 Beds ⋅ 2 Baths ⋅ B1698225 MLS

Obsidian Development Group is proud to unveil our newest home design—the Waxahachie. Inspired by one of our founders' Texas roots and thoughtfully designed with the quality, efficiency, and modern design you've come to expect from Obsidian Development Group, the Waxahachie is a home built for the way people live today. This beautifully designed 3-bedroom, 2-bath ranch offers approximately 1,500 square feet of intelligently planned living space. Every square foot has been carefully designed to maximize comfort, functionality, and everyday convenience without sacrificing style. Step inside from the attached 2 car garage into a dedicated mudroom and laundry room, providing the perfect space to kick off dirty boots, store everyday essentials, and keep the rest of your home clean and organized. At the heart of the home is a gourmet kitchen, where modern finishes, ample workspace, and an open-concept layout create the ideal setting for family dinners, entertaining guests, or enjoying your morning coffee. The private primary suite features a spacious bathroom with a double vanity that flows directly into a generous walk-in closet, creating a seamless and functional owner's retreat. Like every Obsidian Development Group home, the Waxahachie is designed to be uniquely yours. Customize your home with premium finishes, upgraded features, and personal touches that reflect your style and lifestyle. Modern. Efficient. Timeless. Welcome home to the Waxahachie—where smart design meets everyday living. Home is to be built. Other plans maybe available.

1358 Losson Road, Cheektowaga

$289,000

Discover the perfect blend of space, comfort, and country charm at 6112 Sautell Rd in the Byron-Bergen School District. This spacious 6-bedroom, 3.5 baths home offers plenty of room for a growing family, multi-generational living, or those who simply appreciate extra space. Step outside and enjoy your own private backyard oasis featuring an above ground swimming pool, perfect for relaxing or entertaining. The impressive full barn provides endless possibilities and includes a finished studio space ideal for a home office, art studio, fitness room, workshop, or hobby area. Set in a peaceful rural location with convenient access to nearby amenities, this unique property offers the opportunity to enjoy country living without sacrificing convenience. Don't miss your chance to make this versatile property your own. Delayed negotiation July 29th 5pm

6 Beds ⋅ 4 Baths ⋅ R1698934 MLS

Discover the perfect blend of space, comfort, and country charm at 6112 Sautell Rd in the Byron-Bergen School District. This spacious 6-bedroom, 3.5 baths home offers plenty of room for a growing family, multi-generational living, or those who simply appreciate extra space. Step outside and enjoy your own private backyard oasis featuring an above ground swimming pool, perfect for relaxing or entertaining. The impressive full barn provides endless possibilities and includes a finished studio space ideal for a home office, art studio, fitness room, workshop, or hobby area. Set in a peaceful rural location with convenient access to nearby amenities, this unique property offers the opportunity to enjoy country living without sacrificing convenience. Don't miss your chance to make this versatile property your own. Delayed negotiation July 29th 5pm

6112 Sautell Road, Bergen